I am in the process of selling my apartment in Small Heath and the EA has just text me to say that the buyers are changing their conveyancer. I am told that this is due to the fact that the bank will only engage with solicitors on their approved list. On what basis would a big named mortgage company only work with specific lawyers rather the firm that they want to choose to handle their conveyancing in Small Heath ?
Mortgage companies have always had an approved set of law firms they are willing to work with, but in recent years big names such as Yorkshire Building Society, have reviewed and reduced their conveyancing panel– in some cases removing conveyancing firms who have represented them for more than 25 years.
Lenders point to the increase in fraud as the reason for the cull – criteria have been stiffened as a smaller panel is easier to monitor. No lender will say how many solicitors have been dropped, claiming the information is commercially sensitive, but the Law Society says it is being contacted daily by practices that have been removed from panels. Plenty of firms are unaware that they have been dropped until contacted by a borrower who has instructed them as might be the situation in your buyers' case. The buyers are unlikely to have any impact on this.
I used Action Conveyancing a few years ago for my conveyancing in Small Heath. Now, I need the documents however cannot find the solicitor. What do I do?
You should contact the Solicitors Regulatory Authority (SRA) to help locate your conveyancing files. They can be contacted on please contact on 0870 606 2555. Alternatively, you should use their online form to make an enquiry. You will need to provide the SRA with as much information as possible to assist their search, including the name and address in Small Heath of the conveyancing firm of solicitors you previously retained, the name of conveyancing solicitor with whom you had dealings, and the date on which you last had dealings with the firm.
I am purchasing my first flat in Small Heath with a loan from The Royal Bank of Scotland. The developers refused to reduce the price so I negotiated five thousand pounds worth of extras instead. The house builders rep suggested that I not inform my solicitor about this extras as it may impact my mortgage with the lender. Is this normal?.
All lenders require a Disclosure of Incentives Form from the builder of any new build, converted or renovated property, It is available online from the Lenders’ Handbook page on the CML website. CML form is completed and handed to the lender's surveyor when the inspection is done.
Lenders have different policies on incentives. Some accept none at all, cash or physical, while others will accept cash incentives up to 5%.
Hard to understand why the representative of a builder would be suggesting you withold information from a solicitor when all this will be clearly visible on forms the builder has to supply to its solicitor, the buyer's solicitor and the surveyor.
What makes your site different to alternative web based conveyancing brokers for conveyancing in Small Heath?
At this site obtain an accurate quote from a Solicitor or Licensed Conveyancer that has a full understanding of the issues of your conveyancing in Small Heath. As opposed to estate agents and brokerage sites we do not charge firms a fee if you choose them for your home move in Small Heath
What can I do where I am unhappy with the lawyer who undertook my conveyancing in Small Heath?
We live in an imperfect world, and is is a fact of life that occasionally matters do not go as planned. However there is recourse if you were not happy with your conveyancing in Small Heath. This varies from trying to resolve matters directly with them, through to reporting a lawyer to their governing body. If things still aren’t resolved you may consider getting in touch with the Legal Ombudsman.